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HomeMy WebLinkAboutKagy Crossroads 18132 SRPage 1 of 24 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Public Hearing Date: Zoning Commission public hearing: Tuesday, May 15, 2018 City Commission public hearing: Monday, June 4, 2018 Project Description: #18-132 Zone Map Amendment requesting amendment of the City Zoning Map for two existing lots consisting of 5.07 acres from B-2 Community Commercial to B-2M Community Commercial Mixed. Project Location: The property is generally located northwest of the intersection of S 19th Avenue and Kagy Boulevard and is legally described as Lots 1 and 6, Kagy Crossroads Minor Subdivision, located in NE4, SE1/4 Section 14, T2S, R5E, City of Bozeman, Gallatin County, Montana, 59715. Recommendation: Denial Zoning Commission Recommended Motion: Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 18-132 and move to deny the Kagy Crossroads zone map amendment. City Commission Recommended Motion: Having reviewed and considered the staff report, application materials, public comment, all information presented, and recommendation of the Zoning Commission at the public hearing on May 15, 2018, I hereby adopt the findings presented in the staff report for application 18-132 and move to deny the Kagy Crossroads zone map amendment. Report Date: May 7, 2018 Staff Contact: Tom Rogers, Senior Planner Agenda Item Type: Action - Legislative EXECUTIVE SUMMARY Unresolved Issues None identified at this time. Project Summary The applicant, Annex of Bozeman, requests rezoning of two existing lots and corresponding portions of street right-of-way totaling approximately 5.07 acres from B-2 (Community Business) to B-2M (Community Business-Mixed). The subject properties are currently 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 2 of 24 undeveloped and bounded by B-2 zoned land to the east and west, R-3 zoned land to the north, and B-2 and un-annexed lands on the south across Kagy Boulevard. Current land use, as shown in the map series in section 1 below, is a mix of commercial, residential, fallow, and small grain agricultural land. The future land use map in the Bozeman Community Plan designates the properties as a Commercial Node. These large community commercial mixed areas are significant in size and designed to serve larger areas than neighborhood centers. Although not listed in Table C-16 as an implementing district for the underlying land use designation, the table has not been formally updated since the creation and adoption of the B-2M district, B-2M is an implementing district for commercial land use designation. The subject properties are owned by D&S Amelia Properties, Inc. Alternatives 1. Deny the application based on findings of non-compliance with the applicable criteria contained within the staff report; 2. Approve the application with contingencies as presented; or 3. Open and continue the public hearing, with specific direction to staff or the applicant to supply additional information or to address specific items. If the Zoning Commission or City Commission wishes to use alternative 2 they will need to make individual findings for the criteria in Section 4 in support of the following motion: “Having reviewed and considered the staff report, application materials, public comment, all information presented, I find that [state findings] and move to recommend the City Commisison approve the Kagy Crossroads zone map amendment with contingencies set forth in Section 2 of the staff report.” 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 3 of 24 TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT..... 8 SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 8 SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ............. 9 Section 76-2-304, MCA (Zoning) Criteria ......................................................................... 9 Spot Zoning Criteria ......................................................................................................... 15 PROTEST NOTICE FOR ZONING AMENDMENTS ......................................................... 16 APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 17 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 17 APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING ................... 17 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 24 FISCAL EFFECTS ................................................................................................................. 24 ATTACHMENTS ................................................................................................................... 24 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 4 of 24 SECTION 1 - MAP SERIES 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 5 of 24 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 6 of 24 Page 7 of 24 Subject Property Growth Policy Future Land Use Map Page 8 of 24 SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT Please note that these contingencies are necessary for the City to complete the process of the proposed amendment. These contingencies will only apply in the event the City Commission determines that approval of the application is warranted. Recommended Contingencies of Approval: 1. That all documents and exhibits necessary to establish an initial municipal zoning designation shall be identified as the “2018 Kagy Crossroads Zone Map Amendment.” 2. That the applicant must submit a zone amendment map, titled “2018 Kagy Crossroads Zone Map Amendment”, on a 24” by 36” mylar, an 8 ½” by 11” or 8 ½” by 14” paper exhibit, and a digital copy of the area to be zoned, acceptable to the Director of Public Works, which will be utilized in the preparation of the Ordinance to officially amend the City of Bozeman Zoning Map. Said map shall contain a metes and bounds legal description of the perimeter of the subject property including adjacent rights-of-way, and total acreage of the property. 3. The Ordinance for the zone map amendment shall not be drafted until the applicant provides an editable metes and bounds legal description prepared by a licensed Montana surveyor. 4. All required materials shall be provided to the Department of Community Development within 60 days of a favorable action of the City Commission or any approval shall be null and void. SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS Having considered the criteria established for a zone map amendment, the Staff recommends approval as submitted. The Development Review Committee (DRC) considered the amendment on May 2, 2018. The DRC did not identify any infrastructure or regulatory constraints that would impede the approval of the application. The Zoning Commission will hold a public hearing on this zone map amendment on May 15, 2018 and forward a recommendation to the City Commission. The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at 6 p.m. The City Commission will hold a public hearing on the zone map amendment on June 4, 2018. The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at 6 p.m. 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 9 of 24 SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS In considering applications for approval under this title, the advisory boards and City Commission shall consider the following criteria (letters A-K). As an amendment is a legislative action, the Commission has broad latitude to determine a policy direction. The burden of proof that the application should be approved lies with the applicant. In considering the criteria the analysis must show that the amendment accomplishes criteria A-D. Criteria E-K must be considered and may be found to be affirmative, neutral, or negative. A favorable decision on the proposed application must find that the application meets all of criteria A-D and that the positive outcomes of the amendment outweigh negative outcomes for criteria E-K. Section 76-2-304, MCA (Zoning) Criteria A. Be in accordance with a growth policy. Undetermined. The future land use map in the Bozeman Community Plan (growth policy) designates the subject properties as Community Commercial Mixed Use. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. In this case the area is approximately 125 acre commercial zone. Smaller Community Commercial areas are usually in the 10 - 15 acre size range and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. The area needed for larger commercial developments is considerable. For example the South University District located south and west of the intersection of Kagy and 11th Avenue consists of 126 acres, the Gallatin Valley Mall site totals 37 acres, and the Montana State Technology Park is 78 acres. These are single function sites. Collocating multiple commercial activities to benefit from market efficiencies and market capture requires additional land to accommodate these uses. Table C-16 from the growth policy lists implementing districts for the underlying land use designation. The B-2M district is not currently shown on the table. However, B-2M is an 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 10 of 24 implementing district and the table will be updated through the current growth policy update now underway. However, as noted in Appendix C.8 of the Community Plan and section 38.300.010, BMC, not all zones are appropriate in all areas of the City. There are a number of goals and objectives that either support or conflict with the proposed zoning change. As noted above, in considering the criteria the analysis must show that the amendment accomplishes criteria A-D. It is important to note that the small and isolated nature of this zone map amendment request contributes to the following findings. The application is from a single owner and does not address surrounding properties. Historically, residential development pattern of Bozeman has progressed in a northwestern fashion. The City’s Capital Improvement Plan (CIP) allocates resources to continually improve City services. These improvements will likely allow more residential development to the southwest. Residence on the southside of Huffine Lane/Main Street have little large scale commercial resources available. Compromising future commercial development in this designated large scale commercial node will have long reaching consequences and may increase vehicular trips and length of trips on existing roadways, with limited viable alternative transportation options greater dependency on vehicular travel will result. The Bozeman Community Plan clearly states social, environmental, and health considerations are an integral part of our well planned City. Section 3.15 of the BCP states, “The health and well-being of Bozeman’s residents are impacted by how the community is planned and built. Development patterns affect dependency on motor vehicles. Communities that provide options for living close to work and services, as well as the choice to walk or bike as part of normal daily life can facilitate mental and physical health. Health issues associated with development patterns include:  Air pollution  Obesity  Cardiovascular disease  Diabetes  Stress  Blood pressure The City of Bozeman is committed to creating a safe, well designed community that promotes the health of its residents.” Although the B-2M is a commercial district and multi-household residential uses are a secondary use, there are critical differences compared to the B-2 district that are much more permissive to the establishment of residential development as a primary use. These include reduced parking requirement for residential use, there is no requirement for a Conditional Use Permit to establish a residential use on the ground floor, only design considerations to make conversion more possible. Residentially zoned land is needed to support our growing 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 11 of 24 community, residential zones areas are currently available for redevelopment, further development or annexation for future development. Finally, and perhaps most importantly, any residential units proposed on the subject property will require parkland dedication. The area is planned for commercial uses which do not require parkland dedication. In addition to removing area from commercial activity by establishing residential uses parkland will be a secondary layer on non-compatible land use in the immediate vicinity. Conversion to residential uses also removes land from commercial uses needed to serve residents in the larger area. This commercial node is the only large commercial area on the entire southwest area of the community. Presently, residents on the south primarily travel up 19th Avenue to access commercial services. 19th Avenue is built to its maximum size and diversion of traffic to other more local service areas lowers total miles travelled, lessens air pollution, supports walkable community character, and avoids congestion in the streets. The proposed zone map amendment advances multiple objectives of the growth policy: Land Use Objective 1.1: “The land use map and attendant policies shall be the official guide for the development of the City and shall be implemented through zoning regulations, capital improvements, subdivision regulations, coordination with other governmental entities, and other implementation strategies.” Community Quality Objective 1.3: “Support compatible infill within the existing area of the City rather than developing land requiring expansion of the City’s area.” Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity, including streets, alleys, driveways, and parking areas that contain multimodal facilities and a high level of connectivity to adjacent development. Shared use, underground, or other structured parking is recommended to reduce surface parking area. Objective ED-1.3: Foster a positive economic climate through a well-managed and aesthetically pleasing built environment, and by maintaining a beautiful and healthy natural environment to promote and attract businesses with a desirable impact on the community. The proposed zone map amendment retards multiple objectives of the growth policy: Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options. Objective LU-2.2: Provide for a limited number of carefully sited regional service centers which are appropriately sized and serviced by adequate infrastructure. 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 12 of 24 Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity, including streets, alleys, driveways, and parking areas that contain multimodal facilities and a high level of connectivity to adjacent development. Shared use, underground, or other structured parking is recommended to reduce surface parking area. Objective ED-2.5: Participate in the growing regional economy in a manner that minimizes conflict between jurisdictions and that maximizes natural market strengths. Due to the unique characteristics of the B-2M district the following objectives may or may not be implemented by the zone change. If the property develops primarily residentially, then these would not be supported. Objective LU-4.3: Encourage the creation of well-defined residential neighborhoods. Each neighborhood should have a clear focal point, such as a park, school, other open space or community facility, and shall be designed to promote pedestrian convenience. To this end, the City shall encourage the use of historic Bozeman neighborhoods, including a significantly interconnected street system, as models for the planning and design of new residential neighborhoods. Objective ED-1.3: Foster a positive economic climate through a well-managed and aesthetically pleasing built environment, and by maintaining a beautiful and healthy natural environment to promote and attract businesses with a desirable impact on the community. Objective E-3.1: Reduce greenhouse gas emissions produced by City operations and the community. Objective R-1.6: Ensure that parkland’s size, location, suitability, and development promote usability. B. Secure safety from fire and other dangers. Yes. The subject properties are currently within the jurisdiction of the City of Bozeman Fire and Police Departments and within the service area of American Medical Response ambulances. An amendment of the zoning map from B-2 to B-2M is not likely to adversely impact safety from fire and other dangers. C. Promote public health, public safety, and general welfare. Neutral. It is uncertain whether the proposed amendment will promote general welfare by implementing the future land use map in the Bozeman Community Plan. See the discussion in Criterion A above. Future site development will be required to be in compliance with the Unified Development Code which will help assure general health, safety, and welfare. The proposed amendment will not put undue burden on municipal services, emergency response capability, or similar existing requirements. See discussion regarding parks in Criterion D. 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 13 of 24 D. Facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements. Neutral. Future site development proposals on the subject property will be required to demonstrate the adequate provision of all public services including those that may be necessary to offset any impacts that may be identified throughout the review process. Subsequent subdivision and site development will include required right-of-way dedication for Kagy Boulevard (Principal Arterial) and any necessary internal site improvements to serve development. Future review of development will provide site specific evaluations of infrastructure needs. Needed improvements can be addressed during the plan review process. The review procedures and standards adopted by the City ensure this criterion is met for utilities. The change from B-2 to B2M facilitates development of the site for residential purposes. Provision of park dedication or its equivalent is a requirement for residential development. The site was originally developed as a commercial subdivision and provided no park dedication. There is one small park, approximately a quarter of an acre in size, in an easement on an adjacent lot. The next closest park is almost half a mile away and has no developed facilities at this time. This area has no obligation to participate in maintenance of either park but would likely create service demand at that park. Although it is possible to meet technical compliance for park mitigation through payment of money this would not address actual demand for service at the site. Development of this site as B-2 or as B-2M must address this issue. E. Reasonable provision of adequate light and air. Neutral. Although the B-2M is an implementing district for the underlying land use classification the intended function of the regional commercial node, with only two parcels of limited size, depending on the end use and site design, may not support the desired outcome of the Community Plan. If the property is developed primarily as a residential development the combination of use, parkland, residential open spas ace would impact the viability of adjacent commercial properties at the expected intensities. F. The effect on motorized and non-motorized transportation systems. Neutral. The Bozeman Area Transportation Plan (2017) classifies the adjacent and nearby roadways currently surrounding the subject property as Principal Arterials (South 19th Avenue and Kagy Boulevard). The property is bounded by S 22nd Avenue on the west and Remington Way to the north, both are local streets. The proposed B-2M zoning designation should not create a significant increase in traffic, over what has been anticipated. 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 14 of 24 Additionally, a shared use path is expected on Kagy Boulevard and a gravel path on the western edge of the property near the wetlands associated with the watercourse. These infrastructure needs will be required with further subdivision and/or site plan review. There are very different parking standards between the B-2 and B-2M districts with B-2M having the less rigorous standard. The B-2M district requires half or less of the parking required in B-2. The placement of the isolated two lots of B-2M in the center of an existing largely developed B-2 area creates the possibility of spillover parking onto adjacent properties. This increases the likelihood of conflict between adjacent landowners. A more holistic overview of parking and parking demand may create an opportunity to mitigate such an effect. However, such an approach is not presently included with the application or any pending development proposal. G. Promotion of compatible urban growth. Neutral. These are two vacant parcels within a larger commercial node. The properties are on the current edge of the municipal boundaries of the City with unannexed land directly to the south. The City takes a long term view for orderly development of the City to provide necessary services to residence. Decisions made today will impact development in the area for many years by establishing the transportation network, building character, service locations, and other considerations. Because state law prohibits conditional approval of zone map amendments, in this case the permissive nature of the B-2M zone undermines the long term intent and need for large commercial zones layout, constructed, and designed to support such uses. See discussion under Criterion A as well. Substantial area in the immediate vicinity are classified as residential according to the future land use map. In addition, there are vacant residential zoned lands adjacent to the subject properties. H. Character of the district. No. The authorized uses in the proposed B-2M district generally match those on the subject property which is currently zoned B-2. The intent of the B-2M is to function as a vibrant mixed-use district that accommodates substantial growth and enhances the character of the city. This district provides for a range of commercial uses that serve both the immediate area and the broader trade area and encourages the integration of multifamily residential uses as a secondary use. The B-2 district provides for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Staff finds the conversion from B-2 to B-2M not in character based on the scale differences between the two districts and the site location to two Principal Arterial streets. 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 15 of 24 I. Peculiar suitability for particular uses. Yes. Authorized uses in the B-2 (existing) and B-2M (proposed) district are very similar. The primary difference is that residential use uses are permitted without an approved Conditional Use Permit. The difference in development standards other than use distinguish the two districts. J. Conserving the value of buildings. Yes. All future site development that complies with the requirements outlined in the UDC and, if necessary, future PUD Design Guidelines or Conditional Use Permit requirements will ensure consistency with the existing and planned surrounding development types which will, in turn, aid in the conservation of surrounding property values. The development standards and allowed uses for the B-2 and B-2M districts are different due to the scale of development anticipated. As a result, the proposed amendment is not likely to negatively impact the value of existing buildings. K. Encourage the most appropriate use of land throughout the jurisdictional area. Neutral. It is undetermined whether or not the proposed zone map amendment would allow the subject property to be developed in a manner consistent with surrounding development patterns. As noted above the anticipated scale and configuration allowed by the two districts are different with the B-2 generally anticipating a larger scale in this setting and B-2M creating a more intimate smaller scale neighborhood intent. The growth policy supports development on underutilized parcels and the proposed amendment would provide for that on the undeveloped parcels. Spot Zoning Criteria The Montana Supreme Court in Plains Grains LP v. Board of County Comm’rs of Cascade County and Little v. Bd. Of County Comm’rs determined that, in addition to the criteria in 76- 2-304, Mont. Code Ann., zone map amendments must demonstrate that a proposed amendment would not result in “spot zoning,” requiring the following questions to be addressed: a) Are the requested zoning designation(s) amendments (text or map), and potential uses significantly different from the prevailing uses in the area? Response: No, the amendment and use uses are not significantly different. b) Does the requested zoning designation(s) amendment benefit a small area and only one or a few landowners, or does the requested zoning designation(s) benefit the surrounding neighborhood, community and the general public? 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 16 of 24 Response: Yes. The subject properties consist of 5.07 acres within a 125± acre large scale commercial node. The property is owned by one individual. As discussed in several criteria above, the proposed amendment creates or increases the probability of impacts of development to adjacent property more strongly than if the B-2 district remained in place. c) Is the requested zoning designation(s), text or map, compatible with the zoning district’s Plan, or is it special legislation designed to benefit only one or a few landowners at the expense of the surrounding landowners or the general public? Response: It appears the proposed zone map amendment will benefit only a few individuals and will compromise the long term viability of the designated large scale commercial node. The Applicant’s response to these criteria are in a letter dated April 12, 2018 and are attached to this report. PROTEST NOTICE FOR ZONING AMENDMENTS IN THE CASE OF WRITTEN PROTEST AGAINST SUCH CHANGES SIGNED BY THE OWNERS OF 25% OR MORE OF THE AREA OF THE LOTS WITHIN THE AMENDMENT AREA OR THOSE LOTS OR UNITS WITHIN 150 FEET FROM A LOT INCLUDED IN A PROPOSED CHANGE, THE AMENDMENT SHALL NOT BECOME EFFECTIVE EXCEPT BY THE FAVORABLE VOTE OF TWO-THIRDS OF THE PRESENT AND VOTING MEMBERS OF THE CITY COMMISSION. The City will accept written protests from property owners against the proposal described in this report until the close of the public hearing before the City Commission. Pursuant to 76-2-305, MCA, a protest may only be submitted by the owner(s) of real property within the area affected by the proposal or by owner(s) of real property that lie within 150 feet of an area affected by the proposal. The protest must be in writing and must be signed by all owners of the real property. In addition, a sufficient protest must: (i) contain a description of the action protested sufficient to identify the action against which the protest is lodged; and (ii) contain a statement of the protestor's qualifications (including listing all owners of the property and the physical address and legal description of the property), to protest the action against which the protest is lodged, including ownership of property affected by the action. Signers are encouraged to print their names after their signatures. A person may in writing withdraw a previously filed protest at any time prior to final action by the City Commission. Protests must be delivered to the Bozeman City Clerk, 121 North Rouse Ave., PO Box 1230, Bozeman, MT 59771-1230. 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 17 of 24 APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND The proposed zone map amendment would rezone two existing lots and corresponding portions of street right-of-way totaling approximately 5.07 acres from B-2 (Community Business) to B-2M (Community Business-Mixed). The subject properties are currently undeveloped and bounded by B-2 zoned land to the east and west, R-3 zoned land to the north, and b-2 and un-annexed lands on the south across Kagy Boulevard. The properties were annexed December 21, 1997 via Resolution 3218 and zoned B-2. The property containing the Crowley Fleck building was annexed in 2008 and zoned B-2. The area is designated regional consisting of approximately 125 acre commercial zone. Kagy and 19th are designated Principal Arterials according to the 2017 Bozeman Transportation Master Plan. Current land use, as shown in the map series in section 1 above, is a mix of commercial, residential, fallow, and small grain agricultural land. APPENDIX B - NOTICING AND PUBLIC COMMENT Notice was sent via US 1st Class mail on Monday, May 7, 2018 to all owners of property located inside the proposed change and within 200 feet of the perimeter of the change. The project site was posted on Monday, May 7, 2018. Notice was published in the Legal Ads section of the Bozeman Daily Chronicle on May 13, 2018 and May 20, 2018. No public comment has been received on this application as of the production of this report. APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Community Commercial Mixed Use”. Activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of 0.5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 18 of 24 art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10 to 15 acre size range and are intended to provide primarily local service to an area of approximately one- half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development. 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 19 of 24 Table C-16 Zoning Correlation with Land Use Categories (draft) Proposed Zoning Designation and Land Uses: The applicant has requested zoning of B-2M (Community Business mixed). The intent of the B-2M District is: “to function as a vibrant mixed-use district that accommodates substantial growth and enhances the character of the city. This district provides for a range of commercial uses that serve both the immediate area and the broader trade area and encourages the integration of multifamily residential uses as a secondary use.” 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 20 of 24 Table 38.310.040.A establishes commercial uses in these districts 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 21 of 24 Table 38.310.040.B establishes general service & temporary lodging use in these districts sales and commercial uses 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 22 of 24 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 23 of 24 Table 38.310.040.C establishes residential use in these districts sales and commercial uses 18-132, Staff Report for the Kagy Crossroads Zone Map Amendment Page 24 of 24 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owners: D&S Amelia Properties, Inc., 4300 S Fletcher Ave., Amelia Island, FL 32034 Applicant: Annex of Bozeman, 409 Massachusetts Ave., Suite 300, Indianapolis, IN 46204 Representative: Intrinsic Architecture, Inc., 111 North Tracy Avenue, Bozeman, MT 59771 Report By: Tom Rogers, Senior Planner FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this zone map amendment. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application Materials: Kagy Crossroads development review and zone map amendment applications, including adjoining property owners list and project summary, and spot zoning criteria response letter.